16200 County Road 436 · Frazeysburg, OH 43822

$50,000

3 bd · 2.5 ba · 1,716 sqft · SingleFamily public records · 50 Days on market

Built 1998 5.01 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK!!! Country setting home with 5.01 Acre, 3bed, 2 1/2 bathrooms. Has open floor plan to kitchen, dining and living room. Also has a bonus or family room. There are 2 nice size decks overlooking the front and rear. There is no driveway to property, to show must park on county road or drive in grass. 3rd party information, neighbors, state there is a problem with well and septic?

Key facts

• 5.01 acre lot
• Built 1998
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#760 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Tri-Valley Local (rural): math 64% / reading 66% proficiency, ranked #215 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coshocton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.73% ✓
• Cap rate: 22.58%
• Cash-on-cash: 58.18%
• DSCR: 3.59
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $437,580
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15758 County Road 436	0.46mi	3/2.0	1,744 (+2%)	12mo	$445,000	$255	64
15758 County Road 436	0.49mi	3/2.0	1,744 (+2%)	12mo	$445,000	$255	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.8%
• Equity multiple: 3.51×
• Total profit: $35,184
• Equity at exit: $7,455

10-year hold

• IRR: 61.7%
• Equity multiple: 7.18×
• Total profit: $86,523
• Equity at exit: $4,323

Cash invested: $14,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43822

• Home prices YoY: -21.5%
• Active inventory: 29
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $679

Break-even live

Break-even rent $505

Max offer price $50,000

Occupancy floor 45%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2024-12-02
   status Pending
2. 2017-12-01
   soldstatus $45,000 Sold 383-char remark

   Show marketing remark (383 chars)

   LOOK!!! Country setting home with 5.01 Acre, 3bed, 2 1/2 bathrooms. Has open floor plan to kitchen, dining and living room. Also has a bonus or family room. There are 2 nice size decks overlooking the front and rear. There is no driveway to property, to show must park on county road or drive in grass. 3rd party information, neighbors, state there is a problem with well and septic?

3. 2017-10-09
   status Pending

   Show marketing remark (383 chars)

   LOOK!!! Country setting home with 5.01 Acre, 3bed, 2 1/2 bathrooms. Has open floor plan to kitchen, dining and living room. Also has a bonus or family room. There are 2 nice size decks overlooking the front and rear. There is no driveway to property, to show must park on county road or drive in grass. 3rd party information, neighbors, state there is a problem with well and septic?

4. 2017-10-09
   status Pending 383-char remark

   Show marketing remark (383 chars)

   LOOK!!! Country setting home with 5.01 Acre, 3bed, 2 1/2 bathrooms. Has open floor plan to kitchen, dining and living room. Also has a bonus or family room. There are 2 nice size decks overlooking the front and rear. There is no driveway to property, to show must park on county road or drive in grass. 3rd party information, neighbors, state there is a problem with well and septic?

5. 2017-08-20
   listed $50,000 Active 383-char remark

   Show marketing remark (383 chars)

   LOOK!!! Country setting home with 5.01 Acre, 3bed, 2 1/2 bathrooms. Has open floor plan to kitchen, dining and living room. Also has a bonus or family room. There are 2 nice size decks overlooking the front and rear. There is no driveway to property, to show must park on county road or drive in grass. 3rd party information, neighbors, state there is a problem with well and septic?

6. 2017-08-20
   listed $50,000 Active

   Show marketing remark (383 chars)

   LOOK!!! Country setting home with 5.01 Acre, 3bed, 2 1/2 bathrooms. Has open floor plan to kitchen, dining and living room. Also has a bonus or family room. There are 2 nice size decks overlooking the front and rear. There is no driveway to property, to show must park on county road or drive in grass. 3rd party information, neighbors, state there is a problem with well and septic?

7. 2008-05-15
   soldstatus $82,900
8. 2007-04-14
   listed $85,000
9. 2006-11-08
   soldstatus $60,000
10. 2006-04-24
    listed $60,000
11. 1998-10-14
    soldstatus $12,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,370
• − Mortgage interest: −$2,801
• − Property taxes: −$1,390
• − Insurance: −$250
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$1,455
• Taxable income: $7,855
• Est. tax owed @ 24.0%: −$1,885
• After-tax cash flow: $6,260/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tri-Valley Local
• NCES district ID: 3904887
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $48,616
• Composite: 55.09/100
• National rank: #1286
• State rank: #215 of 656 in OH

Livability — Frazeysburg

• Score: 64/100
• State rank: #760
• US rank: #13700

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coshocton · 37,075 people
• Population (ZIP): 4,520
• Household income: $60,423
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 7.0

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 4% Slovak 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.51%
• Current HPI: 264.3694
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+248.8% since first listed

11 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2017-12-01 Sold (MLS) $45,000 MLSNOW
• 2017-10-09 Pending — CBRMLS
• 2017-10-09 Pending — MLSNOW
• 2017-08-20 Listed $50,000 MLSNOW
• 2017-08-20 Listed $50,000 CBRMLS
• 2008-05-15 Sold (Public Records) $82,900 Public Records
• 2007-04-14 Listed $85,000 MLSNOW
• 2006-11-08 Sold (MLS) $60,000 MLSNOW
• 2006-04-24 Listed $60,000 MLSNOW
• 1998-10-14 Sold (Public Records) $12,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,390 · +5.3% YoY. Source: county tax records.